2) If you close on a property in December this year.

Every bank and lender does have its own set of terms and agreements and it may not hurt to ask or read your closing documents.

Take this 💥just-closed renovated property for example💥:With my query of "22757 Charlemont Pl, Woodland Hills, CA 91364 5/4/2400-3050,0.6,300" we get an ARV Estimate that is ~4% off, and I picked this at random just scrolling through recently closed in my areaAnd the Market Stats $/sf of renovated property in that Zip Code matches up pretty well, so I know the ARV estimate is realistic:You can also run Agent Stats to find/get in touch with the real top-agents in that area so you can triple-verify everything and/or list it with them when you are done.With the above, I am able to quickly vet every new deal that comes my way and spend more time on the good ones.

Make a list and look closely at each one to see if they are an option.If you can't find someone within your network, expand your network.

Those choices make sense if you plan on living in it at some point.

Momma will be close and you won't have to spend as much since houses in CA are insane. 

Perform a final walkthrough of the property prior to closing to ensure the condition of the property hasn't changed since it was inspected.9.

She won the property at sheriff's sale.She is trying to close and the other title company tells her the foreclosure process is still ongoing.

Not an attorney - typically it is defined as moving into the property 60-90 days after closing and living there for a year. 

The good news is that once you get some traction and deals closing, you can gain leverage like hire a VA to make some calls so you can focus on the most responsive leads.